I have also found that not all lending institutions such as banks are knowledgeable of all the different government loans.  

Hi @Hanbin Ying, I'd be happy to recommend an experienced Atlanta mortgage banker who can give you a straight answer on whether an institutional loan would be an option here.If not, owner financing would be my recommendation.

I cannot speak for other institutions or people, but neither I nor our underwriters care at all. 

The full report by RealtyTrac is here:http://www.realtytrac.com/news/home-prices-and-sales/q1-2016-cash-buyer-institutional-investor-housing-report/

@Keith FowlerHard money lending or private money is definitely one way to go as they won't require as much information as banking institutions. 

If you are an accredited investor, you can buy into institutional grade $50-125M projects with as little as $100,000 and diversify.

For a local bank, seek one out that will do a portfolio loan -- this is a loan that is held in-house without the intention of selling it to an institution.

This policy has led to a lot of institutional money flowing into real estate which has pushed down cap rates.

Private lenders take on riskier loans than institutional lenders; riskier because either borrowers have lower credit scores, thinner personal financial statements, less experience, the property is less desirable, the debt coverage is less, the property needs rehab, etc.Because of this private lenders actually (on average) lend LOWER LTV than institutional lenders - 60-65% max LTV is common.  

Those contacts will be great for your career and your REI portfolio.I'll actually be down at Auburn in a few weeks for a week-long seminar at the Mises Institute (right by Mama G's).